3914 W Mallory St · West Pensacola, FL 32505

$67,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 31 Days on market

Built 1976 0.26 ac lot

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS DREAM! THIS CORNER LOT PROPERTY INCLUDES A MOBLE HOME.....IT HAS 2 BED AND 1 BATH ....VALUE IS IN THE LAND AND NOT THE MOBILE HOME...SITS ON THE CORNER OF GREEN STREET....THE BASE IS 672 BUT THE TOTAL AREA IS 735.....OVER A QUARTER OF AN ACRE AND THE POTENTIAL IS ENDLESS...CLOSE TO DOWNTOWN PENSACOLA...BEACHES...NAVY BASE AND SO MUCH MORE....ALL INFORMATION IS SUBJECT TO THE BUYER/BUYER'S AGENT VERIFICATION FROM THE PLANNING AND ZONING DEPARTMENT...SELLERS ARE FIRM ON THE PRICE.

Key facts

• Remodeled flooring
• New stove
• Corner lot

Tags

• CORNER LOT
• SPACIOUS QUARTER-ACRE LOT
• REMODELED FLOORING
• NEW STOVE
• 15 MINUTES FROM NAVY BASE

Property features AI

Finance

• Other: Directions: Behind Bien Dong Market
• HOA & community: No association

Exterior

• Parking: Parking lot
• Utilities: Electric with circuit breakers; Septic tank
• Home design: One-story frame construction; Resale property; Homestead exempt; Publicly maintained road
• Construction: Frame construction; Off-grade foundation; Composition roof
• Exterior features: Corner lot

Interior

• Kitchen: Gas water heater (appliance listed)
• Bedrooms: Master bedroom on the first floor; Additional bedroom on the first floor
• Flooring: Laminate
• Bathrooms: One full bathroom; Standing tub; Bathroom updated within the last 1–5 years
• Heating & cooling: Wall/window heating units; Wall/window cooling units
• Interior features: Laminate flooring; Remodeled bathroom; Kitchen and dining combined; Kitchen not updated

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $67k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 7.7% in West Pensacola — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#629 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D, schools F, amenities F.
• Escambia (suburban): math 40% / reading 45% proficiency, ranked #56 of 73 in FL (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.9%/yr); 198 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $463 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Escambia County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $40k; list at $67k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.85% ✓
• Cap rate: 16.42%
• Cash-on-cash: 36.16%
• DSCR: 2.61
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.92% rent growth · sell at horizon

5-year hold

• IRR: 34.0%
• Equity multiple: 2.47×
• Total profit: $27,582
• Equity at exit: $9,990

10-year hold

• IRR: 41.8%
• Equity multiple: 5.31×
• Total profit: $80,769
• Equity at exit: $5,793

Cash invested: $18,760 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 198
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $565

Break-even live

Break-even rent $526

Max offer price $67,000

Occupancy floor 49%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3202 W Lee St Pensacola, FL	2.0	1.0	680	$995	$1.46	14d	1	0.53mi

Listing history 23 events

1. 2026-06-18
   days on market $67,000 Active 31 DOM
2. 2026-06-17
   days on market $67,000 Active 30 DOM
3. 2026-06-16
   days on market $67,000 Active 29 DOM
4. 2026-06-15
   days on market $67,000 Active 28 DOM
5. 2026-06-14
   days on market $67,000 Active 26 DOM
6. 2026-06-10
   days on market $67,000 Active 23 DOM
7. 2026-06-09
   days on market $67,000 Active 22 DOM
8. 2026-06-08
   days on market $67,000 Active 21 DOM
9. 2026-06-07
   days on market $67,000 Active 20 DOM
10. 2026-06-03
    days on market $67,000 Active 16 DOM
11. 2026-06-02
    days on market $67,000 Active 15 DOM
12. 2026-06-01
    days on market $67,000 Active 14 DOM
13. 2026-05-31
    days on market $67,000 Active 13 DOM
14. 2026-05-31
    days on market $67,000 Active 12 DOM
15. 2026-05-18
    listed $67,000 Active
16. 2021-08-03
    soldstatus $40,000 Sold 494-char remark

    Show marketing remark (494 chars)

    INVESTORS DREAM! THIS CORNER LOT PROPERTY INCLUDES A MOBLE HOME.....IT HAS 2 BED AND 1 BATH ....VALUE IS IN THE LAND AND NOT THE MOBILE HOME...SITS ON THE CORNER OF GREEN STREET....THE BASE IS 672 BUT THE TOTAL AREA IS 735.....OVER A QUARTER OF AN ACRE AND THE POTENTIAL IS ENDLESS...CLOSE TO DOWNTOWN PENSACOLA...BEACHES...NAVY BASE AND SO MUCH MORE....ALL INFORMATION IS SUBJECT TO THE BUYER/BUYER'S AGENT VERIFICATION FROM THE PLANNING AND ZONING DEPARTMENT...SELLERS ARE FIRM ON THE PRICE.

17. 2021-08-01
    status Pending 494-char remark

    Show marketing remark (494 chars)

    INVESTORS DREAM! THIS CORNER LOT PROPERTY INCLUDES A MOBLE HOME.....IT HAS 2 BED AND 1 BATH ....VALUE IS IN THE LAND AND NOT THE MOBILE HOME...SITS ON THE CORNER OF GREEN STREET....THE BASE IS 672 BUT THE TOTAL AREA IS 735.....OVER A QUARTER OF AN ACRE AND THE POTENTIAL IS ENDLESS...CLOSE TO DOWNTOWN PENSACOLA...BEACHES...NAVY BASE AND SO MUCH MORE....ALL INFORMATION IS SUBJECT TO THE BUYER/BUYER'S AGENT VERIFICATION FROM THE PLANNING AND ZONING DEPARTMENT...SELLERS ARE FIRM ON THE PRICE.

18. 2021-07-14
    price $47,000 494-char remark

    Show marketing remark (494 chars)

    INVESTORS DREAM! THIS CORNER LOT PROPERTY INCLUDES A MOBLE HOME.....IT HAS 2 BED AND 1 BATH ....VALUE IS IN THE LAND AND NOT THE MOBILE HOME...SITS ON THE CORNER OF GREEN STREET....THE BASE IS 672 BUT THE TOTAL AREA IS 735.....OVER A QUARTER OF AN ACRE AND THE POTENTIAL IS ENDLESS...CLOSE TO DOWNTOWN PENSACOLA...BEACHES...NAVY BASE AND SO MUCH MORE....ALL INFORMATION IS SUBJECT TO THE BUYER/BUYER'S AGENT VERIFICATION FROM THE PLANNING AND ZONING DEPARTMENT...SELLERS ARE FIRM ON THE PRICE.

19. 2021-04-29
    listed $49,000 Active 494-char remark

    Show marketing remark (494 chars)

    INVESTORS DREAM! THIS CORNER LOT PROPERTY INCLUDES A MOBLE HOME.....IT HAS 2 BED AND 1 BATH ....VALUE IS IN THE LAND AND NOT THE MOBILE HOME...SITS ON THE CORNER OF GREEN STREET....THE BASE IS 672 BUT THE TOTAL AREA IS 735.....OVER A QUARTER OF AN ACRE AND THE POTENTIAL IS ENDLESS...CLOSE TO DOWNTOWN PENSACOLA...BEACHES...NAVY BASE AND SO MUCH MORE....ALL INFORMATION IS SUBJECT TO THE BUYER/BUYER'S AGENT VERIFICATION FROM THE PLANNING AND ZONING DEPARTMENT...SELLERS ARE FIRM ON THE PRICE.

20. 2003-04-24
    soldstatus $12,000
21. 2001-02-01
    soldstatus $66,500
22. 2001-01-25
    soldstatus $66,500
23. 1997-03-13
    soldstatus $46,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $434 · $36/mo
• Projected year-2 tax: $556 · $46/mo
• Expected delta: +$122/yr (+$10/mo · 28.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,897
• − Mortgage interest: −$3,753
• − Property taxes: −$434
• − Insurance: −$335
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$1,949
• Taxable income: $6,043
• Est. tax owed @ 24.0%: −$1,450
• After-tax cash flow: $5,334/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Escambia
• NCES district ID: 1200510
• Math proficiency: 40% ▼ -9.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $44,649
• Composite: 36.04/100
• National rank: #4773
• State rank: #56 of 73 in FL

Livability — West Pensacola

• Score: 66/100
• State rank: #629
• US rank: #12275

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety B+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Pensacola, FL
• County: Escambia County · 301,722 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 27,877
• Household income: $44,783
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1458.0

Population outlook (Escambia County) Hauer SSP2

• Today (2025): 334,637 people
• By 2030: 345,779 · +3.3%
• By 2040: 364,828 · +9.0%
• By 2050: 378,514 · +13.1%
• By 2075: 403,220 · +20.5%
• By 2100: 386,125 · +15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 48% White 32% Hispanic / Latino 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Cuban 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Escambia

• 2024 margin: R (+19.5) · D 39.7% · R 59.2% · Other 1.1%
• 2008→2024 swing: -0.2pp no change · 2008: -19.3pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+15.1 2016: R+20.6 2012: R+20.6 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.10%
• Current HPI: 205.45
• Rent YoY: ▲ 4.92%
• Metro: Pensacola-Ferry Pass-Brent, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+45.7% since first listed

9 events — show timeline

• 2026-05-18 Listed $67,000 PARMLS
• 2021-08-03 Sold (MLS) $40,000 PARMLS
• 2021-08-01 Pending — PARMLS
• 2021-07-14 Price Changed $47,000 PARMLS
• 2021-04-29 Listed $49,000 PARMLS
• 2003-04-24 Sold (Public Records) $12,000 Public Records
• 2001-02-01 Sold (Public Records) $66,500 Public Records
• 2001-01-25 Sold (Public Records) $66,500 Public Records
• 1997-03-13 Sold (Public Records) $46,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $434 · +39.0% YoY. Source: county tax records.